HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000060h:\ced\planning\current planning\preapps\12-060.vanessa\12-060 (r-8 & r-4 renton 22 plat, aquifer).doc
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:August 9, 2012
TO:Pre-Application File No. 12-060
FROM:Vanessa Dolbee, Senior Planner
SUBJECT:Renton 22 Preliminary Plat
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, and City
Council). Review comments may also need to be revised based on site planning and other
design changes required by City staff or made by the applicant. The applicant is encouraged to
review all applicable sections of the Renton Municipal Code. The Development Regulations are
available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov
Project Proposal: The subject property is located near the dead end of SE 18th Street adjacent to
the Seattle Water Line on both the east and south sides. The site is comprised of four parcels
2123059044, 2123059051, 2123059054, and 2123059061 in the vicinity of Tiffany Park. The
applicant is proposing a preliminary plat for a 122-lot subdivision of a 21.74-acre site located
within the R-8 zoning designation (a small portion is zoned R-4). The proposed lots are intended
for the eventual development of detached single-family homes. Access to the site is proposed
off of SE 18th Street and a new connection across the Seattle Water Line to connect to an
unnamed street to the south. The proposed plat would include a new internal street network to
provide access to all the proposed lots.
Current Use: The site is currently vacant and owned by the Renton School District.
Zoning/Density Requirements: The subject property is located within the R-8 zoning
designation. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of
8.0 dwelling units per acre (du/ac). The area of public and private streets and critical areas
would be deducted from the gross site area to determine the “net” site area prior to calculating
density. The application materials identified that 5.00 acres would be included in public right of
way resulting in 16.54 acres of R-8 zoned property and 0.20 acres of R-4 zoned property. Based
on the provided information, proposed lot 39 would be located in the R-4 zone. Lot 39 would be
0.31 acres in area and cross into the R-8 zone for approxamily 0.13 acres. Utilizing the area
dedicated to Lot 39 under the R-4 density calculations, the R-4 “portion” of the site results in a
Renton 22 Preliminary Plat, PRE12-060
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density of 3.23 dwelling units per acre (1 lot /0.31 acre = 3.23 du/ac). Using the same
calculation method, 16.41 acres (16.54 acres, total R-8 area, – 0.13 acres, R-8 area dedicated to
R-4 lot 39, = 16.41 acres) of R-8 developed area with 121 lots results in a net density of 7.37
dwelling units per acre (121 lots / 16.41 acres = 7.37 du/ac). Based on the above calculations is
appears the subject development would be compliant with both the R-8 and R-4 density
regulations.
Development Standards: The project would be subject to RMC 4-2-110A, “Development
Standards for Single Family Zoning Designations” effective at the time of complete application.
As the majority of the subject site is located in the R-8 zone the below information is
applicable to that portion of the site subject to R-8 standards. However, the one lot located in
the R-4 zone is required to comply with the R-4 standards which have not been included in the
report below.
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 is 4,500 square
feet for parcels greater than 1 acre in size and 5,000 square feet for lots 1 acre or less in size.
The total lot area of the subject site is more than 1 acre; therefore a minimum lot size of 4,500
square feet is applicable to the proposed project. A minimum lot width of 50 feet for interior
lots and 60 feet for corner lots, as well as a minimum lot depth of 65 feet, is also required. The
proposal appears to comply with the lot size, width and depth requirements of the zone.
However, a number of the lots are designed in an odd shape, due to their shape staff was
unable to determine compliance with lot width and depth requirements. Detailed information
regarding lots size would be required at Preliminary Plat submittal to show compliance with
lot width and depth requirements.
Lot Configuration – One of the following is required:
1. Lot width variation of 10 feet (10') minimum of one per four (4) abutting street-fronting
lots, or
2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size
difference), or
3. A front yard setback variation of at least five feet (5') minimum for at least every four (4)
abutting street fronting lots.
Building Standards – R-8 zone allows a maximum building coverage of 35% of the lot area or
2,500 square feet, whichever is greater for lots over 5,000 square feet in size and a maximum
impervious surface 75%. Building height is restricted to 30 feet from existing grade. Detached
accessory structures must remain below a height of 15 feet. The gross floor area must be less
than that of the primary structure. Accessory structures are also included in building lot
coverage calculations. The proposal’s compliance with the building standards would be
verified at the time of building permit review for the new residences to be located on all lots.
Building Design Standards – All single family residences would be subject to the Residential
Design Standards outlined in RMC 4-2-115. The proposal’s compliance with the residential
design standards would be verified at the time of building permit review for the new
residences to be located on all lots.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line and any private access easement. The required setbacks in the R-8 zone are 15
feet in front for the primary structure and 20 feet in front for the attached garage, 20 feet in the
rear, 5 feet on interior side yards, and 15 feet on side yards along streets (including access
Renton 22 Preliminary Plat, PRE12-060
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easements) for the primary structure and 20 feet on side yards along streets (including access
easements) for the attached garage. The setbacks for the new residences would be reviewed at
the time of building permit.
Access/Parking: Access to site is proposed via a road extended from SE 18th Street and to a
unnamed street to the south. In addition an internal street network is proposed to access the
122 proposed lots. RMC 4-7-150, Streets– General Requirements and Minimum Standards,
requires that the proposed street system extend and create connections between existing
streets. A grid street pattern is required to be used to connect existing and new development
and shall be the predominant street pattern in any subdivision. The grid pattern may be
adjusted to a “flexible grid” by reducing the number of linkages or the alignment between roads,
where the following factors are present on site:
i. Infeasible due to topographical/environmental constraints; and/or
ii. Substantial improvements are existing.
Portions of the proposed street pattern would meet the above standards. Where cul-de-sacs
are proposed there are opportunities to continue the proposed grid pattern, these
opportunities should be reviewed and analyzed.
Each lot is required to accommodate off street parking for a minimum of two vehicles.
Driveways: The maximum driveway slopes cannot exceed 15%, provided that driveways
exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade
exceeds 15%, a variance is required.
Landscaping – Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with
native, drought-resistant vegetative cover. The development standards require that all pervious
areas within the property boundaries be landscaped. The minimum on-site landscape width
required along street frontages is 10 feet.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape
requirements (enclosed). A conceptual landscape plan shall be submitted at the time of
Preliminary Plat application.
Significant Tree Retention: If significant trees (greater than 6-inch caliper) are proposed to be
removed a tree inventory and a tree retention plan along with a tree retention worksheet shall
be provided with the formal land use application. The tree retention plan must show
preservation of at least 30 percent of significant trees, and indicate how proposed building
footprints would be sited to accommodate preservation of significant trees that would be
retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper
trees at a ratio of six to one.
Critical Areas: The City of Renton’s Critical Areas maps indicate the subject site is located
within the Aquifer Protection Zone. The overall purpose of the aquifer protection
regulations is to protect aquifers used as potable water supply sources by the City from
contamination by hazardous materials. Some uses are restricted that store, handle, treat,
use, or produce substances that pose a hazard to groundwater quality. If fill is used, then a
fill source statement is needed.
Environmental Review: Environmental (SEPA) Review is required for projects nine lots or
greater, or on sites that contain critical areas.
Renton 22 Preliminary Plat, PRE12-060
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Permit Requirements:
The proposed subdivision would require Preliminary Plat Approval and SEPA Environmental
Review. All land use permits would be processed within an estimated time frame of 12 – 14
weeks. The Preliminary Plat Review application fee is $4,000 and the SEPA Environmental
Review is $1,000. A 3% technology fee would also be assessed at the time of land use
application. Detailed information regarding the land use application submittal is provided in the
attached handouts.
Fees: In addition to the applicable building and construction fees, the following mitigation fees
would be required prior to the recording of the plat. Impact fees, which would replace
mitigation fees, may be adopted prior to construction. Those fees are to be determined. The
following are current fees:
A Fire Mitigation fee of $488.00 per new single family residence.
A Transportation Mitigation Fee based on $75.00 per each new average
daily trip attributable to the project; and
A Parks Mitigation Fee based on $530.76 per new single family residence.
A Renton School District Impact Fee based on $6,310 per new single
family residence.
A handout listing all of the City’s Development related fees in attached for your review.
Expiration: The preliminary plat approval is valid for seven years with a possible one-year
extension.
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:August 6, 2012
TO:Vanessa Dolbee
FROM:Arneta Henninger
SUBJECT:Utility and Transportation Comments for
RENTON 22 PLAT PREAP
Pre 12-060, SE 18TH ST Parcel 2123059054
NOTE: The applicant is cautioned that information contained in this summary is preliminary and
non-binding and may be subject to modification and/or concurrence by official city decision-
makers. Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant.
I have completed a preliminary review for the above-referenced 122 lot plat proposal located in
the vicinity of Monroe Ave SE & SE 18th Ct northeasterly of Cedar River Pipe Line R/W all in
Sect. 21, Twp 23N Rng 5 E. The following comments are based on the pre-application submittal
made to the City of Renton by the applicant.
WATER:
This site is located in the City of Renton water service boundary. There is an existing 8” CI
water main in SE 18th St. See City of Renton drawing # W0256 for detailed engineering
drawings. Static pressure ranges from 65 to 82 psi. Domestic meters with pressure
exceeding 80 psi need to install pressure reducing valves.
The plat needs to connect to the above watermain.
There is an existing 8” CI in SE 20th Ct .
The plat needs to connect to this main.
There is an existing 8” watermain in SE 19th Ct.
The plat needs to connect to this main.
This project site is located in the 590 water pressure zone.
This site is not located in an Aquifer Protection Zone.
The project must provide domestic and fire service to serve the proposed development.
Per the City Fire Marshall, the preliminary fire flow requirement for a single family home is
1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements).
Renton 22 Pl Preap 12-060
Page 2 of 3
If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be
required.
A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two
hydrants if the fire flow goes up to 1,500 gpm. Lateral spacing of fire hydrants is predicated
on hydrants being located at street intersections.
All fire hydrants need to be brought up to current code if not existing.
System Development Charges are based on the size of the water meters. This fee is
collected as part of the construction of the utilities permit.
SANITARY SEWER:
This site is located in the City of Renton sanitary sewer service boundary.
There is an existing 8-inch diameter sewer main in SE 18th St.
This project must show how it will provide sanitary sewer to provide each unit with an
individual sewer service line.
The Sanitary Sewer SDC fees are based on the size of the domestic water meters. These fees
are collected at the time a construction permit is issued.
STREET IMPROVEMENTS:
The project shall be required to install curb, gutter, sidewalk and street lighting for the parcel
being developed.
The internal streets shall have a 26-foot pavement section, 8-foot planter strips (includes
face of curb) and 5-foot wide sidewalks in a 52’ dedicated right-of-way. Parking shall be
allowed on one side on these streets except roads D & F. Roads D & F shall have an 18-foot
pavement width, 8-foot planter strip & 5-foot sidewalk cross section.
Road F is required to extend to the west (delete the cul-de-sac) and to the north to connect
with the alley which also needs to be extended to the west to connect with Road C.
A pedestrian connection from the cul-de-sac located at the southern plat boundary on Road
B to the Cedar River pipe line R/W and a pedestrian connection on lots 24/25 to the Mercer
Island Pipe Line R/W are required.
The project must provide vehicular access extending road C across the Cedar River Pipe line
to the existing road stub to the south.
The alleys need to be 16 feet dedicated ROW with 12 feet of pavement in cross section.
Street lighting shall be per current City of Renton standards and specifications. Briefly
decorative LED lighting on black poles spaced approximately 110’ is required on internal
streets for the proposed plat.
Per City of Renton code all lot corners at intersections of dedicated public rights-of-way shall
have a minimum radius of (15’) fifteen feet.
All new electrical, phone and cable services and lines must be underground. The
construction of these franchise utilities must be inspected and approved by a City of Renton
public works inspector prior to recording the plat.
Traffic mitigation fees apply; these fees are currently approximately $720 per lot. These fees
are under review and may change.
A full Traffic study is required.
STORM DRAINAGE:
There are existing 12-inch storm drainage facilities in SE 18th St.
Renton 22 Pl Preap 12-060
Page 3 of 3
A drainage control plan designed per the King County Surface Water Manual 2009 is
required. This site is located in the Flow Control Duration Standard Forested Conditions.
A geotechnical report including recommendations of appropriate BMP’s for drainage is
required.
The conceptual storm drainage plan needs to address how the roof runoff from the new lots
will be handled.
The Surface Water SDC fees are currently $1,012 per lot. These fees are collected at the
time a construction permit is issued.
GENERAL:
All required utility, drainage and street improvements will require separate plan submittals
prepared according to City of Renton drafting standards by a licensed Civil Engineer.
All plans shall be tied to a minimum of two of the City of Renton Horizontal and vertical
Control Network.
Permit application must include an itemized cost estimate for these improvements. Half of
the fee must be paid upon application for building and construction permits, and the
remainder when the permits are issued. There will be additional fees for water service
related expenses. See Drafting Standards.
CITY OF RENTON
FIRE PREVENTION BUREAU
MEMORANDUM
_____________________________________________________________________________
DATE:March 11, 2022
TO:Vanessa Dolbe, Planner
FROM:David Pargas, Assistant Fire Marshal
SUBJECT:Preliminary Comments for Renton 22 Preliminary Plat
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up
to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600
square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire
hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire
flow goes up to 1,500 gpm.
2. The fire mitigation fees are applicable at the rate of $488.00 per single family unit. This
fee is paid prior to recording the plat.
3. Fire department apparatus access roadways are required to be minimum 20-feet
wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access
roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading.
Access is required within 150-feet of all points on the buildings. Dead end streets
exceeding 150-feet require an approved turnaround. Full 90-foot diameter cul-de-
sac required is required when dead end streets exceed 300-feet long.
4. All lots on dead end access roadways that exceed 500-feet are required to be fire
sprinklered.
5. All Lots that exceed 700 feet shall require a secondary access as well as required to
be fire sprinklered.
DP:ct
Renton 22 Plat